Appendix A Downtown Orangevale Commercial Design …...Appendix A: Downtown Orangevale Commercial Design Guidelines 9 3 Project Context 3.1 Existing and Surrounding Uses Downtown Orangevale

Appendix A

Downtown Orangevale

Commercial Design Guidelines

ADOPTED January 12, 2016

Greenback Lane

Acknowledgements

Greenback Lane Orangevale Envisions (GLOVE) Katherine Leonard – Chair, GLOVE Joe Ellering – Chair, SPA Update Subcommittee Ralph Carhart – Chair, Streetscape Masterplan Subcommittee GLOVE Committee Orangevale Grange No. 354 Orangevale Chamber of Commerce Sacramento County Board of Supervisors Roberta MacGlashan – District 4 Supervisor Community Development Keri Blaskoski – Service Area Manager Ciara Atilano – Planning and Environmental Review Intern City of Folsom Brian Reed – Associate Civil Engineer AECOM

Jeff Goldman, Consultant Anh Thai, Consultant

Appendix A: Downtown Orangevale Commercial Design Guidelines iii

Table of Contents

Acknowledgements............................................................................................................................ ii

Table of Contents .............................................................................................................................. iii

1 Project Vision............................................................................................................................... 1

1.1 Planning in Orangevale .............................................................................................................................. 2

2 Introduction ................................................................................................................................ 3

2.1 Downtown Orangevale Location ................................................................................................................ 3 2.2 Purpose and Intent..................................................................................................................................... 3 2.3 Applicability ................................................................................................................................................. 7 2.4 Project Review and Interpretation ............................................................................................................. 7

3 Project Context ............................................................................................................................ 9

3.1 Existing and Surrounding Uses .................................................................................................................. 9 3.2 Project Context ......................................................................................................................................... 10 3.3 Transportation and Circulation ................................................................................................................ 11

4 Design Guidelines ...................................................................................................................... 12

4.1 Downtown Orangevale Site Opportunities .............................................................................................. 12 4.2 Business District Identity and Development Themes ............................................................................ 12 4.3 Project Site Design Principles .................................................................................................................. 15 4.4 Site Design Guidelines ............................................................................................................................. 16 4.5 Building Design Guidelines ...................................................................................................................... 18 4.6 Streetscape Concept and Design Guidelines ......................................................................................... 19

5 Conclusion ................................................................................................................................. 25

Figures

Figure 2.1: Downtown Orangevale Regional Location and Planning Area ................................................... 4 Figure 2.2: Greenback Lane Orangevale Vision Area .................................................................................... 5 Figure 2.3: Downtown Orangevale Boundary, SPA Area, and Mutual Cooperation Zones .......................... 6 Figure 3.1: Downtown Orangevale and SPA Boundaries, Existing Land Uses, and Zoning .......................... 9 Figure 4.1: Development and Design Themes ............................................................................................ 14 Figure 4.2: Streetscape Amenity Layout Plan ............................................................................................. 20 Figure 4.3: Desired Streetscape Vision ....................................................................................................... 21

Tables

Table 4.1: Recommended Palm Tree List .................................................................................................... 23

Appendix A: Downtown Orangevale Commercial Design Guidelines 1

1 Project Vision

Imagine Greenback Lane in old Orangevale in the post-World War II days of the 1950s. The roadway was a palm tree-lined boulevard back then. Large undeveloped parcels of land dotted both sides of Greenback Lane and there was a definite “country feel” to the area. Fruit and vegetable stands and feed stores serviced the surrounding small farms and ranchettes.

In 1972 the Sacramento Union reported, “Show me a man with a pick-up truck, a cowboy hat, and a pair of boots and I’ll show you the spirit of Orangevale.” Indeed, when driving through Orangevale and Greenback Lane, you could imagine yourself driving through any small, middle-class American town inviting one to slow down and stay a while.

The Greenback Lane Orangevale Envisions Committee (GLOVE) imagines creating a unique and memorable Downtown Orangevale that harkens back to the historical character of the community. It has survived as a small rural community even though it is completely surrounded by several larger incorporated cities. GLOVE wants to keep this “spirit of Orangevale” alive.

Imagine Greenback Lane traveling through Orangevale as the palm tree-lined boulevard it once was: an oasis to appreciate. Imagine mid-century modern, “town and country,” or California rancho-themed buildings with wide sidewalks and benches inviting travelers to slow down. Imagine nostalgic-themed neon-like signs tempting passersby to stay awhile and check out the spirit of Orangevale.

Imagine…


1.1 Planning in Orangevale

1.1.1 Greenback Lane Economic Development Strategy and GLOVE Formation

The Orangevale Chamber of Commerce and Sacramento County,

through the leadership of Supervisor Roberta MacGlashan, have

helped implement projects and strategies to improve the community.

In 2008, both were active on the first community planning effort in

twenty years, the Greenback Lane Economic Development Strategy

(GLEDS). As an outcome of the strategy, a new community-based

group was formed to work on improvement projects: the Greenback

Lane Orangevale Envisions (GLOVE).

1.1.2 Greenback Lane Orangevale Vision Plan and Current Planning

In late 2011, a subcommittee of GLOVE prepared the Greenback Lane Orangevale Vision Plan (Vision

Plan) to serve as a guide for future planning in the Orangevale community. Among the

recommendations of the Vision Plan, was the creation of the Historic Orangevale district, as a town

center with public gathering areas that support renewal of Greenback Lane as a commercial main street

for Orangevale.

Following the development of the Vision Plan, the concept of “Downtown Orangevale” was further

advanced by GLOVE. Through support and assistance from Sacramento County, a subcommittee of

GLOVE began the work of drafting commercial design guidelines for Downtown Orangevale. The Design

Guidelines, within this document, define the concepts and design themes for the Downtown

Orangevale, envisioned by GLOVE. These Design Guidelines are the basis of updates to zoning standards

within the Greenback Lane Special Planning Area (SPA), to support the planning and development of

Downtown Orangevale.


2 Introduction

The Greenback Lane Special Planning Area (SPA) update applies only to parcels fronting Greenback Lane

without expanding the SPA boundaries. However, the attached guidelines should apply to those parcels

within the SPA update area and the mutual cooperation zones, shown in Figure 2.3. This area is known as

Downtown Orangevale.

2.1 Downtown Orangevale Location

Orangevale is bordered by the Sacramento County/Placer County boundary line to the north, between the

cities of Citrus Heights, Folsom, and Roseville, displayed in Figure 2.1. The planning area for Downtown

Orangevale, within Orangevale, in unincorporated Sacramento County, is identified in Figures 2.3.

Orangevale is bordered by the Sacramento County/Placer County boundary line to the north, between the

cities of Citrus Heights, Folsom, and Roseville. The Greenback Lane Vision Area comprises of the

properties along the Greenback Lane SPA, between Chestnut Avenue and the Folsom city limits, and

four (4) mutual cooperation zones, shown in Figure 2-2. Within the Greenback Lane Vision area is

Downtown Orangevale,which includes the commercial properties on Greenback Lane, from Chestnut

Avenue to the Folsom City limits, and the commercial businesses and other uses on Main Avenue,

between Orangevale Avenue and Madison Avenue, as shown in Figure 2.3. The Downtown Orangevale

planning area includes the nonresidential uses within the Greenback Lane SPA, east of Chestnut Ave, and

three mutual cooperation zones, identified in Figure 2.3. Mutual cooperation zones are adjacent areas of

influence, not subject to the development standards of the SPA, but where cooperation is encouraged to

support the purpose and intent, vision, and recommendations of the Downtown Orangevale Commercial

Design Guidelines.

2.2 Purpose and Intent

The Greenback Lane SPA Update and these commercial design guidelines to accompany the SPA,

implement the vision to identify the original and distinct business district along Greenback Lane,

expressed in the Greenback Lane Orangevale Vision Plan. The purpose of these Design Guidelines is to

encourage and promote new and existing businesses and property owners to reinvest in Orangevale

through quality design, development, and beautification of Downtown Orangevale and the properties

fronting Greenback Lane and Main Avenue. These Design Guidelines support a more intimate and

pedestrian-friendly business district, with gathering places, neon-lit signs, and distinct gateway and

architectural focal points.

The goal of these Commercial Design Guidelines is to encourage development improvements, create an identity, attract investment, support business vitality, beautify, and provide safety and security in Downtown Orangevale.


Figure 2.1: Downtown Orangevale Regional Location and Planning Area

Source: AECOM, 2014


Figure 2.2: Greenback Lane Vision Area

Source: AECOM, 2014


Figure 2.3: Downtown Orangevale Boundary, SPA Area, and Mutual Cooperation Zones

Source: Sacramento County, 2015


2.3 Applicability

These Design Guidelines are to be used in conjunction with the regulations contained in the Greenback

Lane SPA Update to guide the character of future land uses and development in Downtown Orangevale

and regulate all proposed land uses and development within the boundaries of the SPA, shown in Figure

2.3. Mutual cooperation zones are not subject to the zoning and development standards of the

Greenback Lane SPA, but are encouraged to follow the Commercial Design Guidelines in this document.

Together the SPA and Design Guidelines address the project specific issues and conditions within

Downtown Orangevale. These documents shall be used in concert with the County’s Zoning Code and

Countywide Design Guidelines, where these Design Guidelines are silent.

2.4 Project Review and Interpretation

The County shall use the Greenback Lane SPA and these Design Guidelines to evaluate development

proposals in Downtown Orangevale. The project review process, including requirements for Design

Review for typical projects likely to occur in the business district are addressed below.

2.4.1 New Construction, Major Additions/Improvements, and Deviations from the SPA

Prior to the issuance of any building permit, all public and private development projects that involve new

construction; a major addition/improvement that adds more than 50% to the existing gross floor area;

façade improvements that significantly alter the exterior appearance of a building and which do not meet

any one of the requirements for a minor addition/improvements (described below); and undergrounding

and public projects, shall be subject to Major Design Review (by the Design Review Advisory Committee)

and review from the Orangevale Community Planning Advisory Council (CPAC).

2.4.2 Minor Improvements

Minor additions or improvements to existing structures that add less than 50% to the existing gross floor

area and are consistent with the intent of these Design Guidelines, the SPA, and County zoning

standards, shall be subject to Minor Design Review (a staff level review process by the Design Review

Administrator), addressed in Section 6.3.2 of the Sacramento County Zoning Code. Public hearings are

not required for Minor Design Review projects. Minor Design Review is permitted for the following types

of projects:

Façade improvements;

Outdoor dining and seating within the building footprint;

Changes to fences, signage, lighting, and similar improvements; and

Projects that do not trigger environmental review or result in an increase in the number of

primary dwelling units or increase in the amount of non-residential building square footage.

Design Review is not required for the following types of minor improvement projects:

Public works, utility, and maintenance projects, including:


Roadway and landscape maintenance, repaving, rehabilitation of irrigation, tree trimming,

mowing, weed abatement, sidewalk repair, parking lot striping, and placement of parking

and roadway placards/signs;

Existing utility improvements; maintenance of utility poles, sewer, or water lines, water

wells, drainage, and related facilities;

Other public works or maintenance projects, as approved by the Planning Director;

Site grading and soil remediation projects, with appropriate use permits;

Structural improvements or repairs to existing buildings or properties that are required to

protect public health, welfare, and safety; and

Improvements to existing buildings that do not change the use of the building or alter the

exterior appearance of the building.


3 Project Context

3.1 Existing and Surrounding Uses

Downtown Orangevale is an old commercial zone that consists mostly of developed parcels, with

individual owners and mix of commercial and industrial uses, as shown in Figure 3.1. Figure 3.1 also

indicates the existing Downtown Orangevale and SPA boundary and zoning over existing land uses

currently present in Downtown Orangevale. Apartments, mobile home parks, and residential

subdivisions surround Downtown Orangevale to the north, south, and west; while residential

neighborhoods and recreational areas are located to the east of the district in the City of Folsom. Areas

of the City of Folsom, shown in color and hatched with grey diagonal lines in the figure below, are

identified as a mutual cooperation zone, as previously shown in Figure 2.3.

Figure 3.1: Downtown Orangevale and SPA Boundaries, Existing Land Uses, and Zoning

Source: Sacramento County, 2015


3.2 Project Context

Downtown Orangevale is restricted by conditions such as,

building massing and small parcels. The Planning Area

consists of:

Largely, old commercial buildings;

Utility and overhead lines that dominate the

sidewalk;

No landscaping or street trees to buffer

pedestrians on the sidewalk from traffic on the

street (creating an auto-oriented, rather than

pedestrian-oriented environment);

Inconsistent building setbacks;

Many auto-related businesses;

Strip commercial areas;

No clear architectural style;

No identity to convey its potential as a business

district;

Many driveways accessing Greenback Lane; and

No on-street parking.

Strip commercial center in Downtown

Orangevale

Typical streetscape condition, with utility lines in the sidewalk and no landscape buffer between pedestrians and automobiles


3.3 Transportation and Circulation

Downtown Orangevale is currently an auto-oriented,

utilitarian arterial, with narrow, disconnected sidewalks

and utility poles, sharing the sidewalk on both sides of the

street.

Greenback Lane, running east-west through the Planning

Area, provides:

Four-lanes and fast moving traffic;

Connections from Interstate 80, Citrus Heights,

and the City of Folsom;

Free left turns throughout the length of the

Planning Area; and

No on-street parking.

Main Avenue, running north-south through the Planning

Area, provides:

A primary intersection crossing at Greenback Lane;

Moderate traffic; and

Opportunities for redesign into a more

pedestrian-friendly street.

3.3.1 Ongoing Transportation Planning

The Orangevale community, through the leadership of the County and GLOVE, has been successful in

the pursuit of funding for transportation improvements for Greenback Lane, Main Avenue, and Walnut

Avenue. Transportation improvements in Downtown Orangevale, in 2014 and 2015, include:

Sidewalk improvement projects to fix paving conditions and fill in sidewalk gaps on Greenback Lane;

Street resurfacing or overlay along Greenback Lane, between Chestnut Avenue and the Folsom

city limits;

Work on development of a Streetscape Master Plan for Downtown Orangevale; and

Coordination with utility companies to consider burying utility lines on Greenback Lane.

Typical streetscape development pattern along Greenback Lane

Intersection condition at Greenback Lane and Main Avenue.


4 Design Guidelines

This section defines the development standards, desired development themes, and design guidelines for

existing and new commercial structures or improvements in Downtown Orangevale. The Design

Guidelines in this section are intended to supplement the development standards in the Greenback Lane

SPA and the Sacramento Countywide Design Guidelines. Additionally, the project shall be consistent with

the Regional Transit Master Plan and Sacramento County Pedestrian and Bicycle Master Plans.

4.1 Downtown Orangevale Site Opportunities

Downtown Orangevale includes a number of site assets and opportunities.

Corner properties have the potential to be strengthened with identifying community features

such as signage, infill, landscaping, art, or other features that can help create a distinct identity

for Downtown Orangevale, as further addressed in this chapter.

Community places should be designed to include pedestrian-friendly outdoor plazas and

gathering spaces that provide pleasant places for the community to meet and linger.

Additional trees and landscaping, signage, facade, or other public improvements can enhance the

appearance and identity of Downtown Orangevale and provide places for local community

gathering.

Community places contribute to the placemaking within Downtown Orangevale through unique

art murals, street furnishings, and neon like/LED signage.

4.2 Business District Identity and Development Themes

As recognized in the Vision Plan for Downtown

Orangevale, establishing an identity for Downtown

Orangevale is a top community priority. At present, no

uniform design theme exists along to inspire physical

improvements on Greenback Lane. However, the

Orangevale community has expressed a preference for

preserving the “rural” and “1950s-era” themes on the

corridor. The concepts for physical improvements in

Downtown Orangevale planning area have been

further developed by the GLOVE committee to

encompass a mix of three distinct period styles: Town

and County, California Rancho, and Mid-Century

Modern. Each of these styles is summarized, with

accompanying examples in Figure 4-1.

Vintage postcard reflecting the 1950s era character envisioned in Downtown Orangevale


4.2.1 Town and Country Style

The Town and Country style architecture originated in the garden cities and garden suburbs of the early

20th century. Primarily built in areas that provided short commutes to job centers while preserving the

countryside, this architectural style was inspired by the efficiencies brought by automobiles. See Figure

4.1 for the key elements of Town and Country architectural style.

4.2.2 California Rancho Style

Influenced by Spanish colonial architecture, the California Rancho style combined the western ranch

house and Hispanic hacienda styles with modern day technologies. Characteristics of the “rancho” style

are one or two-story structures that are long and low to the ground, similar to the original Town and

Country Village development in Arden Arcade. See Figure 4.1 for key elements of the California Rancho

style architecture.

4.2.3 Mid-Century Modern Style

The influence of the Mid-Century Modern style is a focus for signage and architecture in Downtown

Orangevale to help establish a “sense of place” along Greenback Lane. This style is characterized by

clean lines, minimalist aesthetics, organic and geometric shapes, muted colors, neon-style lighting and

signage, and a sense of openness. Sometimes referred to as “retro,” this style was popular from 1945 –

1975, when construction practices were highly influenced by the technological advancements of the

automobile industry and the need to accommodate for modern day conveniences. Neon-lit signs

envisioned within the business district, recall the mid-20th century era’s influence on entertainment,

culture, and food and drink services that once thrived along Greenback Lane and other parts of the

Sacramento region. See Figure 4.1 for the key elements of the Mid-Century Modern style.


Figure 4.1: Development and Design Themes


4.3 Project Site Design Principles

The Vision for Downtown Orangevale is to create a distinctive Town and Country/California

Rancho/Mid-Twentieth Century Modern development theme within the business district, integrating

palm tree landscaping and signage outlined by neon-style lighting. The following principles will be

applied to Downtown Orangevale, consistent with the Sacramento Countywide Design Guidelines:

New and renovated projects should be designed to create a comfortable and welcoming

pedestrian environment, enhance the vitality of the commercial district, and create a distinctive

character and sense of place, consistent with the Vision for Downtown Orangevale.

Every renovation and new commercial project should pursue architectural and landscape

concepts that further the image and economic goals for the district and adjacent neighborhoods

(see architectural guidelines and Figure 4.1).

The architectural design of commercial projects should have a vocabulary of design elements that

contribute to the overall design and image concepts that work with these Design Guidelines.

Selection of materials and finishes for new and commercial renovation projects should be of

high quality and reinforce overall image and massing concepts of Downtown Orangevale.

Lighting should be an integral part of the planning, design, and safety of commercial projects,

anticipating the needs of the shopping experience, businesses, and adjacent residential areas.

Buildings in established commercial addresses should support streetscape, circulation, and

image objectives for the district, emphasizing wide sidewalks, tree wells and safe pedestrian

amenities.

Service facilities for businesses, such as

dumpsters should be concealed from public

view.

Barriers for pedestrians should be minimized

along Greenback Lane.

Business service facilities concealed from public view with landscaping and screening.


4.4 Site Design Guidelines

4.4.1 Parking Design Guidelines

Design Principle

Parking, adjacent to Greenback Lane or Main

Avenue, should be visually enhanced with

landscaping, consistent with the vision for

Downtown Orangevale, as described in these

Commercial Design Guidelines. Parking areas

should provide vehicular access without

compromising pedestrian accessibility.

Rationale

Adequate and accessible parking areas are

important for improving the viability of this

commercial district.

Design Guidelines

Where possible, parking areas should be

modified to add tree wells for the purpose of

reinforcing the image of the district. Tree

wells are encouraged to be added to existing

landscaping, so as not to reduce available

parking.

New parking areas shall provide shading in

accordance with Zoning Code standards.

Diagonal or parallel on-street parking is

encouraged on Main Avenue to support

business needs, while improving community

through more defined vehicular driveway

access and landscape and sidewalk

improvements.

Loading and service areas for trash and

recycling in parking areas should be located

away from public streets and concealed

from public view.

Parking lot landscaping can be used to reinforce the image of the business district.

Tree wells provided as a landscape buffer to vehicular parking can enhance the appearance of the commercial district.

Parking and landscape improvements are encouraged for businesses on Main Avenue to support safe community access.

Loading and service areas should be concealed from public view.


4.4.2 Signage, Graphics, and Art

Design Principle

Signs should enhance and protect the visual

values of the community. Free standing art

including sculptures, neon/neon-like signs, and

murals that are consistent with Downtown

Orangevale theme are encouraged. Neon/neon-

like LED strip lighting, or illumination may be

highlighted as functioning art to support a

“Googie,” mid-century modern design theme.

Appropriate staff level design review of proposals

will be necessary to prevent offensive or intrusive

signs, murals and art.

Rationale

Well-planned, attractive neon/neon-like lighting

and signage can contribute to a vibrant

commercial and community sector. Use of neon

marquee lighting and other specialized lighting

and signage is appropriate and may be used to

advertise businesses through the use of graphic

or crafted symbols, such as shoes, keys, glasses or

books, as well as, the names of the business. In

the interest of strengthening the commercial

design and as community art, neon/neon-like

signs should be encouraged within Downtown

Orangevale.

Design Guidelines

Signage should be thematic and/or artistic.

Signs should be judged on the merits of its

artistic contribution.

Neon/neon-like signs may be allowed for

use as building signs, wall signs, window

signs, and freestanding monument signs.

Projecting signs (blade signs) and signs that

extend above the roof are permitted.

Building towers with vertical letters or signs

that give the impression of a historic look or

character are encouraged.

Graphic signage to advertise businesses should be used to enhance the business district identity.

Neon lighting and signage is encouraged to contribute to a vibrant business district.

Artistic signs, consistent with the design themes for Downtown Orangevale are encouraged.

Building towers, with vertical letter or signs are encouraged.


Neon tubing may be used to highlight specific

building architectural elements.

A consistent design theme should be used for

business district and wayfinding signage.

Signage to identify parking area locations for

businesses is encouraged.

4.5 Building Design Guidelines

4.5.1 Architectural Character

Design Principle

Commercial buildings should follow “Town and Country” or the “California Rancho” style, as defined in Section 4.1. These styles compliment the surrounding community of Orangevale and structures in the adjacent residential zones.

Rationale

Interesting and well-designed building façade

that support the character of Downtown

Orangevale can enhance the community’s

identity and vitality.

4.5.2 Building Façades

Design Guidelines

Building façade design for new construction

and remodels should be encouraged to use

the architectural styles identified in these

guidelines.

Entryways should be inviting and directly

accessible from the sidewalk and is

encouraged to incorporate verandas, arcades,

porches, and outdoor seating.

Use of tower elements is encouraged to

provide focal points along the street.

4.5.3 Roof Elements

Design Guidelines

Roof forms of new development should include

low pitched gable roofs, with deep set eaves,

Verandas, arcades, and porch fronts are encouraged, especially as a connecting feature in commercial centers.

Commercial center designed with a Town and Country development theme.

Roof forms of new development should use low pitch gabled roofs, with deep set eaves.

Wayfinding signs should be provided to identify the location of commercial parking.

consistent with the character in Downtown Orangevale.


4.6 Streetscape Concept and Design Guidelines

4.6.1 Streetscape Concept

To support a unified business district image, a pedestrian-friendly streetscape is envisioned within

Downtown Orangevale, to consist of a revision to the streetscape standards in the Greenback Lane SPA

(currently supporting a 50-foot setback with meandering sidewalks) in favor of streetscape

enhancements described by the following bullet points:

Palm trees in median areas and/or district monument signs at primary and/or secondary

gateway locations along Greenback Lane and Main Avenue, as suggested in Figure 4.2;

Broad pedestrian promenades, with palm trees in clusters or rows at gateway corners or

intersection locations within the business district; mixed with landscaped tree wells and shade

canopy trees, infilling between intersections at regular intervals along the street;

Identifying street markings, monument signs, or banners to distinguish Downtown Orangevale;

A coordinated street furniture, lighting, and signage system, consistent with the design themes

and image for the commercial business district; and

Multimodal streetscape enhancements, including narrower and more defined vehicular travel

lanes, bus parking turn-outs, separated bicycle lanes, and pedestrian improvements such as,

broader sidewalks, bulb-outs, and paved or enhanced pedestrian crossings (where appropriate).

An example of these streetscape enhancements can be seen in Figure 4.3, which portrays the desired

streetscape vision of the Downtown Orangevale area. Moreover, to implement the streetscape

improvements envisioned within Downtown Orangevale, identified above, the streetscape standards in

the Greenback Lane SPA will be updated with the attached streetscape improvement recommendations.

The participation and cooperation of property owners would still be needed to provide the additional

public right-of-way necessary to accommodate the proposed broad promenade walkways and

landscaping. In exchange for widening the public right-of-way area, streetscape improvements on

Greenback Lane and/or Main Avenue could be provided and funded by the County as part of a future

public streetscape improvement project, at no expense to property or business owners. Participating

property owners would be asked to coordinate with the County on street frontage improvements on

Greenback Lane and Main Avenue and to work with adjacent property owners to support opportunities for

sharing driveway access and closing of some driveways, to reduce the number of curb cuts on streets

within Downtown Orangevale. These street/streetscape improvements would enable the provision of

continuous sidewalks, support better pedestrian connectivity and a more comfortable pedestrian

experience on Greenback Lane and other areas of Downtown Orangevale.


Figure 4.2: Streetscape Amenity Layout Plan


Figure 4.3: Desired Streetscape Vision

Drawn by: Ralph Carhart, 2015


4.6.2 Streetscape Design Guidelines

Design Principle

The design of the streetscape should address the

relationship between the commercial buildings and

the public realm by providing pedestrian amenities

such as, street trees, street furniture, landscaping,

and paving. These streetscape elements contribute to

the development of a walkable pedestrian-scaled

environment, fostering a sense of place within the

community and feelings of community pride and

ownership.

Rationale

Careful streetscape planning will result in traffic

calming that contributes to a safer and more

pleasant environment for pedestrians.

Street Tree and Planting Guidelines

Broad promenades and landscaping should be

provided on Greenback Lane and Main

Avenue.

Median and gateway landscaping should

include palm trees from the recommended

plant list examples in Table 4.1. Mature palms

should be used, whenever possible.

Use of clustered palm trees or palm tree rows

is encouraged to demarcate community

gateway locations and/or define special

centers of the community.

Between palm tree plantings at gateway

locations, shade trees, ground coverings and/or

ornamental grasses should be planted in tree

wells along the pedestrian promenade.

Palm tree rows, located in the median, accent a key community intersection.

Broad promenades that support pedestrian activity along the sidewalk are encouraged within Downtown Orangevale.

Shade trees should be planted in tree wells along the pedestrian promenade.


Table 4.1: Downtown Orangevale Recommended Palm Tree List Examples for Medians and Streetscape

LATIN NAME or COMMON NAME

IMAGE TREE CHARACTERISTICS

(MATURE HEIGHT, SPREAD, GROWTH RATE)

RECOMMENDED APPLICATION / NOTES

Palm Trees

Phoenix canariensis or

Canary Date Palm

Tall: 60 feet high; 20 feet spread; fast growth

In median; requires some maintenance to maintain appearance

Phoenix dactilifera or True Date Palm

Tall: 50 feet high; 15 feet spread; 16 inch diameter; moderate growth

In median

Washintonia filfera or California Fan Palm

Tall: 40 feet high; 10 feet spread; 3 feet diameter; moderate growth

In median strip or rows

Source: http://www.calpalms.com/products.asp; http://www.florida-palm-trees.com;

http://ucce.ucdavis.edu/files/filelibrary/5673/14706.pdf

http://www.calpalms.com/products.asp

http://www.florida-palm-trees.com/

http://ucce.ucdavis.edu/files/filelibrary/5673/14706.pdf


Sidewalk Guidelines

Wherever possible, sidewalks should be

more than six feet wide and include tree

wells and benches. Due to existing,

established sites, some sidewalks will be

narrower then wide.

The sidewalk should be continuous between

businesses so pedestrians do not have to

use the street.

Street Crossing Guidelines

Colored or textured pavement to identify

pedestrian paths at street crossings is

encouraged at intersections.

Where possible, provide a median refuge to

provide safe crossings of Greenback Lane.

No street parking is allowed on Greenback

Lane. Opportunities for parking are available

on Main Avenue.

Public Art Guidelines

Artwork (murals, sculptures) should align

with the community identity.

Art should be integrated into the

streetscape design and considered at

gateways into Downtown Orangevale.

Lighting and Street Furniture Guidelines

Commercial projects, including parking lots,

pedestrian walkways, and building

entrances should be well lit to support

pedestrian safety at night.

Lighting and street furniture should be

coordinated with planned streetscape

improvements.

Uplighting and spotlighting of trees of palm

trees is encouraged.

Provide public art at gateway sites that align with the identity of the community.

Uplighting and spotlighting of trees for mood lighting is encouraged.

Where possible, sidewalks should be more than six feet wide and include tree wells.

Provide median refuge areas to permit safe crossings of Main Avenue.


5 Conclusion

Downtown Orangevale Commercial Design Guidelines have been drafted to support the vision for the

gradual transition of Greenback Lane into a more vibrant and pedestrian-friendly commercial main

street and business district, with broad promenades and a distinct streetscape character, recalling the

memory of Greenback Lane as a palm-tree lined boulevard. As envisioned, the inspiration for

development of Downtown Orangevale draws from the local character and historic landscape of

Orangevale as a blend of the California Rancho and “Town and Country” influence, mixed with the Mid-

Century Modern cultural influences remembered along Greenback Lane, including modern architectural-

styled buildings, diners, outdoor eating and seating areas, vibrant murals, and neon-lit signs.

These Commercial Design Guidelines were originated from the GLOVE committee, with technical input

from Sacramento County staff and consultants. The individuals and GLOVE members involved in the

development and preparation of these Design Guidelines should be commended for their vision,

voluntary efforts, and role in defining Downtown Orangevale. This project will chart a course to support

future improvements along Greenback Lane and adjacent commercial areas, establishing a unique

business district environment that will improve, preserve, and keep the “spirit of Orangevale” alive.

However, to support this vision and the return of Greenback Lane as a distinct and thriving commercial

district, community, gateway, street, streetscape, and pedestrian improvements along Greenback Lane

and other connecting streets in Downtown Orangevale are needed. Streetscape improvements are

proposed to be urban in character within Downtown Orangevale, consisting of broad promenades, with

tree wells and palm trees at the major street corners and gateway locations in the district; landscaping

and shade trees between intersections; and consistent streetscape treatment with uniform street

furniture, signage, and gateway system; and pedestrian crossing improvements.

Due to the existing right-of-way constraints along the Greenback corridor, the support of the community

and participation and cooperation of local property owners is essential to implementing this vision.

Cooperation will be sought from property and business owners to allow for public access easements on

private property to provide the space necessary for streetscape beautification, including the addition of

trees and broader pedestrian walkways. Shared parking and driveway access will be encouraged to

reduce curb cuts on Greenback Lane and provide continuous sidewalks, necessary to support pedestrian

connectivity and activity.


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Documents

Appendix A Downtown Orangevale Commercial Design …...Appendix A: Downtown Orangevale Commercial Design Guidelines 9 3 Project Context 3.1 Existing and Surrounding Uses Downtown Orangevale